09-REZ-03 Cooke and Futrell Property

8/26/2015
09REZ03CookeandFutrellProperty
TownofCary,NorthCarolina
RezoningStaffReport
09REZ03CookeFutrellProperty
TownCouncilMeeting
August11,2010
REQUEST
ToamendtheTownofCaryOfficialZoningMapbyrezoningapproximately8.16acreslocatedat6737Carpenter
FireStationRoad,4004&3890NC55Hwy.and1950&1958MorrisvilleCarpenterRoadfromResidential40
(R40)andOffice/ResearchandDevelopment(ORD)toGeneralCommercialConditionalUse(GCCU).The
conditions,proposedbytheapplicant,arelistedinthebackgroundinformationportionofthisreport.
NOTE:Thepurposeoftherezoningistodeterminewhetheronnotthelandusesanddensitiesallowedinthe
proposedzoningdistrictareappropriateforthesite.TechnicaldesignstandardsoftheLandDevelopment
Ordinanceareaddressedduringreviewofthesiteorsubdivisionplanandcanbefoundat
http://www.amlegal.com/library/nc/cary.shtml.
SUBJECTPARCELS
PropertyOwner(s)
CountyParcelNumber(s)
(10digit)
GlenFutrell
150TowerviewCt.
Cary,NC27513
0735745188
0340048
2.81
GlenandJoyC.Futrell
150TowerviewCt.
Cary,NC27513
0735736844
0101297
1.19
GlenandJoyCookeFutrell
150TowerviewCt.
Cary,NC27513
0735735770
0248335
.51
CarpenterRuritanClub
c/oMr.WarrenHill
4137NCHighway55
Cary,NC275198316
0735737605
0168194
.45
DorothyW.Cooke
121FranklinHillsPt.
Cary,NC275198402
0735726346portion
0014628portion
3.2
RealEstateID(s)
DeededAcreage
https://www.townofcary.org/Departments/Planning_Department/Public_Hearing_Cases/Rezoning_Cases/2009_Rezoning_Cases/09REZ03_Cooke
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TotalArea
8.16
BACKGROUNDINFORMATION
GeneralLocation
6737CarpenterFireStationRoad,4004&3890NC55Hwy.and1950&1958
MorrisvilleCarpenterRoad
LandUsePlan
Designation
Located within the Carpenter Community Plan. Designation of Mixed and

Office/InstitutionalorOffice/IndustrialwithCarpenterCommunityPlanNote9
ExistingZoningDistrict(s)
Residential40(R40)andOffice/ResearchandDevelopment(ORD)
ProposedZoningDistrict
GeneralCommercialConditionalUse(GCCU)
TownLimits
Thepropertywiththeaddressof1950MorrisvilleCarpenterRoadislocated
insideCarystownlimits.AllotherpropertiesarelocatedoutsideCarys
corporatelimitsbutinsidetheETJ.InaccordancewiththeLDO,annexationof
thesepropertiesisrequiredatthetimeofdevelopmentplanreview.
ValidProtestPetition
Noprotestpetitionwassubmitted.
PROPOSEDZONINGCONDITIONS
ProposedatTown
CouncilPublic
Hearing
ProposedatJune21,2010
PlanningandZoningBoard
Meeting
CurrentProposedConditions
1.Noindividual
buildingshallbelarger
than30,000square
feet.
1.Noindividualbuildingwillbe
greaterthan25,000squarefeet.
1.Within200feetnorthandsouthofthe
currentalignmentoftheMorrisvilleCarpenter
Roadrightofway,thegrossbuildingsquare
footagewillnotexceed10,000squarefeetif
twostoriesor7,000squarefeetifonestory.
Outsideofthisarea,themaximumsquare
footagewillbe19,000grosssquarefeet.
Buildingsizelimitswillbenotedoneachsite
planandindicatedonarecordedplatpriorto
issuanceofaCertificateofOccupancy.
2.Buildingsshallbe
limitedtotwostories
andamaximumheight
of45feet.
2.Buildingswillbelimitedtotwo
storiesandamaximumheightof45
feet.
2.Within200feetnorthandsouthofthe
currentalignmentofMorrisvilleCarpenter
Roadrightofway,thebuildingheightwillbea
maximumof35feet.Outsideofthisarea,
buildingswillbelimitedtotwostorieswitha
maximumheightof45feet.Buildingheight
limitswillbenotedoneachsiteplanand
indicatedonarecordedplatpriortoissuance
ofaCertificateofOccupancy.
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3.Themixofuseson
thesubjectproperties
willbe80%
Commercialand20%
Office
3.Themixofuseswillbe67%
commercialand33%office.
3.Themixofuseswillbecommercial
(minimum33%,maximum67%)andoffice
(minimum33%,maximum67%).Aconceptual
planshowingthepercentageofbothproposed
andexistingusesonallpropertieswithinthe
subjectrezoningwillbeincludedwitheachsite
plansubmittal.Calculationswillbebasedon
buildingsquarefootage.
4.Thebufferwidthadjacenttothe
railroadintheMixedUseareawill
bea25footopaquebuffer.The
bufferwillbesupplementedtomeet
nativeforeststand,including
evergreenshrubs.
4.Thebufferwidthadjacenttotherailroadwill
beasemiopaquebufferwithanaverage
widthof30feetandaminimumwidthof25
feet.Evergreenmaterialfoundinthebufferwill
benativeplantmaterial.
5.Architecture:Masonrymaterial
onbuildingswillconsistofstoneor
naturalcoloredbrick.Poured
concretewallsormaterialswitha
smoothfinishmaynotbeusedto
meettheCommunityAppearance
Manualrequirementof75%
masonry.Whenmetalroofsarea
visiblepartofthefaade,theroof
willbeinnaturalcolors.Buildings
willincorporateatleasttwo
additionalarchitecturaldesign
elementsfromthefollowinglistthat
complimentlate19thandearly20th
centuryvernacularcommercialand
ruralbuildings:
5.Masonrymaterialonbuildingswillconsistof
stoneorunpaintedbrick.Pouredconcrete
wallsormaterialswithasmoothfinishmaynot
beusedtomeettheCommunityAppearance
Manualrequirementof75%masonry.
Steppedparapetroof
Modillionedorcorbelledcornice
work
Overhangingeaves
Segmentalarchwindows
Large,plateglassstorefronts
Doublehungwindows
Windowsashdesignwitha9
over6,6over6or4over4
pattern
Doublefrontdoors
Nontintedwindows
Decorative,patternedbrickwork
Asphaltshinglesonroofsor
standingseammetalroofsin
naturalmetalcolors
Lowpitchedgabledroof
6.Signage:Therewillbeno
internallyilluminatedgroundsigns.
Wallsignswillbelimitedtoexternal
illuminationorreverse(halo
illumination).
Whenmetalroofsareavisiblepartofthe
faade,theroofwillbeinnaturallyoccurring
metalcolorsorearthtonecolorsfromapalette
ofbrowns,tansorgrays.Ifasphaltshingles
areusedtheywillbeinearthtonecolorsfrom
apaletteofbrowns,tansorgrays.
Oneitemoutofeachofthefollowingtwo
categorieswillbeusedinthebuildingdesign.
RoofStyle
Steppedparapetroofor
Gabledroofwithoverhangingeavesor
FlatroofwithModillionedorcorbelled
corniceworkonthebuildingfaade
WindowStyle
Doublehungwindowswithasashdesign
with9over6,6over6or4over4pattern
or
LargePlateglasswindowstorefrontswith
nontintedwindowsor
SegmentalArchwindows
6.Therewillbenointernallyilluminated
groundsigns.Wallsignswillbelimitedto
externalilluminationorreversehalo
illumination.
7.Thefollowinguseswillnotbeallowed:Auto
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salesandrentals,vehiclerepair,
telecommunicationsfacilities,warehouseand
freightmovement.
8.Drivethruwindowsshallnotbelocatedon
thebuildingfaadefacingNC55orMorrisville
CarpenterRoad.
9.Ifausehasacanopyitshallbeattachedto
theprincipalbuildingandtheroofandthe
supportcolumnswillmatchtheprincipal
buildingmaterials.
SCHEDULE
TownCouncilPublicHearing
March26,2009
Planning&ZoningBoardPublic
Hearing
June21,2010
TownCouncil
August11,2010
Planning&ZoningBoard
ContinuedPublicHearing
July19,2010
CONTACTINFORMATION
ApplicantandAgent
GlendaToppe,JerryTurnerandAssociates
905JonesFranklinRoad
Raleigh,NC27606
jta@jerryturnerassoc.com
(919)8517150
StaffContact
DebraGrannan
SeniorPlanner,TownofCaryPlanningDepartment
debra.grannan@townofcary.org
(919)4604980
SITECHARACTERISTICS
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Streams:TheTownofCaryGISmapsdepicta100footUrbanTransitionBufferonthepropertyidentifiedas
3890NC55Hwy.Fieldverificationisrequiredatthetimeofdevelopmentplanreview.
FloodplainandWetlands:NoneshownontheTownofCaryGISmaps.Verificationbufferisrequiredatthe
timeofdevelopmentplanreview.
CurrentLandUse:Vacantandsinglefamilyresidential
SurroundingLandUses:
North:Northofthe4004NC55HWYpropertyisacommunicationsfacility(tower)onpropertyzoned
Office/ResearchandDevelopment.
South:ATownofCarywatertowerislocatedsouthofthe3890NC55Hwy.property.
East:CSXRailroadborderstheentireeasternedgeofthesubjectproperties.Eastoftherailroadandthe3890
NC55HWYpropertyissinglefamilyresidentialandvacantland.
West:ThepropertylocatedwestofNC55HwyiszonedR40.
CONSISTENCYWITHLANDDEVELOPMENTORDINANCE
DensityandDimensionalStandards
ExistingZoning
(R40)
ExistingZoning
(ORD)
ProposedZoning
(GCCU)
Max.GrossDensity
(dwellingunits/acre)
1.08
N/A
N/A
Min.LotSize
(sq.ft.)
40,000
Nominimumlotsize
required(LDO6.12)
Nominimumlotsize
required(LDO6.12)
MinimumLotWidth
(feet)
150
(160cornerlot)
20
20
MinimumLotWidthwith
PublicSewer
(feet)
125
(135forcornerlot)
20
20
Thoroughfare:50
Collector:30
OtherStreets:20
Nonresidentialbuildings
generallymustbesetback
fromroadwaysaminimum
of30feet.Ifparkingis
locatedbetweenthe
buildingandthestreetthe
setbackmust50feet.
(LDO6.3.2)
Nonresidentialbuildings
generallymustbesetback
fromroadwaysaminimum
of30feet.Ifparkingis
locatedbetweenthe
buildingandthestreetthe
setbackmust50feet.
(LDO6.3.2)
Setbacknotspecified
(Bufferregulationsmay
apply)
Setbacknotspecified
apply)
Setbacknotspecified
apply)
Setbacknotspecified
apply)
FrontYardSetback
(feet)
SideYardSetback
(feet)
20WithWell&
SepticTank
15WithPublicSewer
RearYardSetback
(feet)
30
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MaximumBldg.Height
(feet)[1]
35
35/50*
Twostories
35/45Maximum[2]
[1]PertheLDO:Ifastructureiswithin100feetofaresidentialzoningdistrictboundarythemaximumheightis35
feet.Ifthestructureismorethan100feetfromaresidentialzoningdistrictboundary,themaximumheightis50
feet.Themaximumheightlimitsmaybeincreasedbyonefootforeveryadditionalfootprovidedbetweenthe
buildingandminimumrequiredsetbacks,unlesslimitedbyazoningcondition.(LDO6.1.2)
[2]Theapplicanthasproposedaconditionthatwilllimitbuildingheightto35feetforbuildingslocatedwithin200
feetofMorrisvilleCarpenterRoadandto45feetforotherbuildingsonthesubjectproperty.
LandscapeBuffer
InaccordancewithChapter7oftheCaryLandDevelopmentOrdinance(LDO),perimeterbuffersshallbe
requiredbetweendifferentlandusesorpropertieswithdifferentownership.
Forexample:A20footTypeCBufferisrequiredbetweentwoadjacentretailusesorbetweenarailroadrightof
wayandaretailuse.Thebufferrequirementbetweenanofficeandretailuseisa40footTypeBBuffer.The
applicanthasproposedaconditiontorequirethebufferwidthadjacenttotherailroadwillbeasemiopaque
bufferwithanaveragewidthof30feetandaminimumwidthof25feet.Ifadditionalbuffersarerequiredbetween
usesinternaltothesite,thebufferwidthandtypeshallbedeterminedatthetimeofsiteplanreviewandspecified
onthedevelopmentplan.
Streetscape
InaccordancewithChapter7oftheLDO,a30footstreetscapeisrequiredalongNC55Hwy.,Morrisville
CarpenterRoadandCarpenterFireStationRoad.
Traffic
Atrafficstudy(08TAR290)wasconductedbyHNTBfortheCookePropertythatanalyzedfourphasesof
constructionwitha2013buildout:
PhaseOneconsistedof:a14,700SFpharmacy,a4,000SFfastfoodrestaurant,a5,750SFbankwiththreeDT
lanes,andan84,000SFselfstoragefacility.
PhaseTwoconsistedof:a5,000SFfastfood,a5,750SFbankwith4DTlanesand21,900SFofretail.
PhaseThreeofconstructionisa5,000SFfastfoodand21,000SFretail
PhaseFourofconstructionwas30,000SFofretail.
Thetotalsquarefootageanalyzedwas113,100SFofcommercialand84,000SFofminiwarehouse.Thecurrent
proposaldoesntspecifyspecificsquarefootagelimitssothereforeitcannotbedeterminedifthistrafficstudyis
consistentwiththerezoningproposalatthistime.Additionally,thetrafficstudylookedatalargerareathanwhat
isbeingproposedinthisrezoning,sothemitigationsnotedbelowmaynotbeconsistentwiththecurrent
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proposal.
Thefollowingisalistofmitigationrequiredfromthetrafficstudy:
Constructa3rdSBthroughlanealongNC55from1200feetnorthoftheintersectionwithCarpenterFireStation
RoadtoMorrisvilleParkway.
1.Constructa3rdNBthroughlanealongNC55from1200feetsouthofGreenHopeSchoolRoadto2000
feetpastCarpenterFireStationRoad.
2.AttheintersectionofNC55andCarpenterFireStationRoad,constructtwo200footWBleftturnlanes
anda350footNBleftturnlane.
3.AttheintersectionofNC55HwyandIndianWellsRoad,constructa300footSBleftturnlane,a150
footrightturnlane,aWBleftturnlane,aWBsharedleftthroughlaneanda125footWBrightturnlane.
4.AttheintersectionofNC55andMorrisvilleParkway,constructa500footleftturnlane
5.Atthesiteaccessdriveways#1,#2,#3,#4,#5,construct100footrightturnlanes.
6.Atsiteaccess#3,construct200footlong,twowayleftturnlanes.
PleasenotethetrafficstudyincludedassumptionsthatseveralTownofCarytransportationprojectsand
developerprojectsweremovingforwardatthetimethestudywascompletedandsincethattime,someofthem
havebeendelayedorpostponedindefinitely.
SUMMARYOFPROCESSANDACTIONSTODATE
ChangessincetheJuly19,2010PlanningandZoningBoardMeeting
Tobetterfacilitateimplementationofthezoningconditions,staffrecommendedarequirementforbuildingheight
andsizelimitstobeindicatedonfuturesiteplansandrecordedplats.Theapplicantagreedandthisrequirement
hasbeenincludedintheproposedconditions.
PlanningandZoningBoardMeeting(July19,2010)
StaffremindedtheboardthatthepublichearinghadbeencontinuedfromtheJunePlanningandZoningBoard
Meeting.Staffnotedthatnewandmodifiedzoningconditionsweresubmittedbytheapplicantandwerereviewed
bystaff.
StaffreviewedthebufferlanguagewithintheLandUsePlanandtheapplicantsmodifiedconditionrelatedto
treatmentofthebufferalongtherailroad.Next,zoningconditionspertainingtobuildingsizeandscaleadjacentto
MorrisvilleCarpenterRoadwerepresented.Intermsofsize,within200feetofeithersideoftheroad,buildings
willbelimitedto10,000squarefeetforonestoryand7,000squarefeetfortwostories.Additionally,abuilding
heightlimitof35feet,transitioningto45feetbeyond200feetfromtheroad,isnowproposedbytheapplicant.
Proposedconstructionfeaturesoffuturebuildingsandsignswerecovered.Aconditionrelatedtoregulatingthe
mixofuseswasstrengthenedbytheintroductionofatrackingmechanismforthefuture.Staffreportedthatthe
applicantaddedzoningconditionsthatplacedlimitsoncertainuses,andthelocationofdrivethrulanes.Design
requirementsforcanopiesproposedbytheapplicantwerealsodiscussed.
StaffobservedthattherequestwasinconformitywiththeLandUsePlan.
ThePlanningandZoningBoardvoted81toforwardtherequesttoTownCouncilwitharecommendationfor
approval.
Oneboardmemberfelttheproposedusewasstilltoointenseandwouldhavenegativeimpactsontraffic.She
suggestedthesitewasbettersuitedforofficeuse.
ChangesSincetheJune21,2010PlanningandZoningBoardMeeting
Theapplicanthasmodifiedthezoningconditionstoprovidemorespecificexpectationsregardingbuildingdesign,
toreducethemaximumbuildingsizeandlimitcertainuses.Aconditiontorequiresubmissionofaconceptual
planshowingthepercentageofofficeandgeneralcommercialuseonthesubjectpropertyhasalsobeen
introduced.
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PlanningandZoningBoardMeeting(June21,2010)
Staffpresentedtherequestandnotedthatseveraloftheconditionsproposedbytheapplicanthadbeenmodified
sincethefirstpublichearing.Staff'sobservationwasthattheconditionsdidnotprovideenoughassurancethat
therequestwouldcomplywiththeComprehensivePlan.Theapplicantspokeduringthepublichearingand
statedthatadditionalconditionshadbeensubmittedforreviewbutnotintimetobeincludedinthestaffreport.
Theapplicantaskedthatthecasebetableduntilthenextmeeting.
Duringdiscussionofthecase,oneboardmembercommentedthattheproposedconditionsputtoomuch
emphasisonthearchitecturalelementsandthatmorepertinentissues,suchasusecategoriesandtheamount
ofcommercialsquarefootage,shouldbeaddressed.TheboardaskedforclarificationonsomeoftheLDO
requirementsandaskedtoseetheboundariesoftheRuralVillageDistrict.Theboardsuggestedacorridorstudy
becompletedforNC55Hwy.Theboardvotedunanimously90tocontinuethepublichearing
ChangesSincetheTownCouncilPublicHearing
AsindicatedintheApplicableComprehensiveorAreaPlanRequirementsportionofthisreport,Note9was
recentlyamendedasperComprehensivePlanAmendmentcase09CPA03:
TheportionoftheDorothyW.Cookelotbeingconsideredforrezoningwasreducedfrom11.61acresto3.2
acres.
Theapplicantrevisedtheproposedmixofusesonthesubjectpropertyfrom80%Commercialand20%Officeto
propose67%Commercialand33%Office.Inaddition,theoriginalzoningconditionthatproposedamaximum
buildingsizeof30,000squarefeethasbeenreducedto25,000squarefeet.Theapplicanthasalsosubmitted
severalnewzoningconditionsthatpertaintolandscaping,buildingdesignandsignage.
TownCouncilPublicHearing
AttheMarch26,2009TownCouncilMeeting,staffpresentedtherequestandnotedthattherewasnoprotest
petition.Theapplicant,Mr.Futrell,suggestedtotheTownCouncilthatcitizensinthevicinityofthesubject
propertywereinneedofcommercialservices.Hefurtherexpressedhisdesiretoapplyzoningconditionsand
developmentregulationsthatwouldmakefuturedevelopmentcompatiblewiththehistoricCarpenterCommunity.
HestatedthathefacedchallengeswiththepropertybecauseofitslocationbetweentherailroadandNC55Hwy.
Nooneelsespokeatthepublichearing.Councilemphasizedtheimportanceofensuringthatrezoningconditions
associatedwiththiscaseensureddevelopmentthatwouldcomplimenttheCarpenterCommunity.
NeighborhoodMeeting
OnTuesday,December16,2008theapplicantconductedaneighborhoodmeetingatGoodHopeBaptist
Church,towhichpropertyownerswithin400feetofthesubjectpropertywereinvited.Intherezoningapplication,
theapplicantlistedthefollowingresidentconcerns:heightofbuildings,visualimpact,roadimprovementsand
locationofpublicsewer.
Notification
OnMarch10,2008notificationofapublichearingonthisrequestwasmailedtopropertyownerswithin400feet
ofthesubjectproperty.
ThepropertywaspostedwithanoticeofthepublichearingonMarch11,2009.
NotificationconsistentwithGeneralStatuteswaspublishedintheCaryNewsonMarch11and18,2009.
CRITERIAFORCONSIDERATIONINREVIEWINGREZONINGS
Section3.4.1(E)oftheLandDevelopmentOrdinancesetsforththefollowingcriteriathatshouldbeconsideredin
reviewingrezonings:
1.Theproposedrezoningcorrectsanerrorormeetsthechallengeofsomechangingcondition,trendorfact
2.TheproposedrezoningisconsistentwiththeComprehensivePlansetforthinSection1.3(LDO)
3.TheTownandotherserviceproviderswillbeabletoprovidesufficientpublicsafety,educational,recreational,
transportationandutilityfacilitiesandservicestothesubjectpropertywhilemaintainingsufficientlevelsofservice
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toexistingdevelopment
4.Theproposedrezoningisunlikelytohavesignificantadverseimpactsonthenaturalenvironment,includingair,
water,noise,stormwatermanagement,wildlifeandvegetation
5.Theproposedrezoningwillnothavesignificantadverseimpactsonpropertyinthevicinityofthesubjecttract
6.Theproposedzoningclassificationissuitableforthesubjectproperty
APPLICABLECOMPREHENSIVEORAREAPLANREQUIREMENTS
ComprehensivePlanElement
Consistent
LandUsePlanorAreaPlan
Parks,Recreation,andCulturalResources
FacilityMasterPlan
GrowthManagementPlan
AffordableHousingPlan
ComprehensiveTransportationPlan
OpenSpaceandHistoricResourcesPlan
NotConsistent
NotApplicable
A.LandUsePlanorAreaPlan
ThegoverninglanduseelementofCarysComprehensivePlanforthesubjectparcelsistheCarpenter
CommunityPlan,originallyadoptedinSeptember2005.TheCarpenterCommunityPlancurrentlyrecommends
thefollowingfuturelandusesforthesubjectparcels:
TheentiresubjectareaisrecommendedforMixedUse(MXD)development.AreasdesignatedasMixedUseare
recommendedtoincludeatleasttwomajorlandusetypesfromamongcommercial,office,andmediumtohigh
densityresidential.Theplanfurtherspecifiesthatasingleusetypeshouldnotsubstantiallydominateanentire
areadesignatedasMixedUse.However,fortheMXDareainquestion,theplanalsostatesthatresidentialuses
arenotrequiredwithintheusagemix.Thatis,theusagemixcouldconsistofcommercialandofficeusesonly.
AdditionallanduserecommendationsaredescribedinNote9ontheplanmap,whichappliestotheentirearea
designatedasMXDbetweenNCHighway55andtheCSXRailroadrightofway.Note9wasrecentlyamended
asperComprehensivePlanAmendmentcase09CPA03:
IntheMixedUsearea,vegetatedbuffersalongtherailroadarerecommendedtoexceedLDOperformance
standardsbyhavingaminimumwidthof25andincludingsemiopaqueplantings.Alongtheapproachestoand
fromtheRuralVillage,andwhereviewsexisttoandfromtheRuralVillage,newdevelopmentwithintheMixed
UseareashouldbecompatiblewiththecharacteroftheadjacentRuralVillageportionoftheNationalRegister
HistoricDistrict,intermsofhistoriclandscape,streetscape,andbuildingarchitecture,includingmaterials,height,
andmass.Inclusionofhistoricmaterialssuchaswoodsiding,doublehungwindows,tinroofs,andbrick
foundations,ispreferred.Residentialusesinarea9arepermissiblebutnotrequired.
B.ParksandGreenwaysMasterPlan
AccordingtotheParks,RecreationandCulturalResourcesMasterPlananeastwestgreenwaytrailisproposed
tocrossthesubjectparcelsnearthenorthernportionofthesubjectarea,neartheexistingsegmentofCarpenter
FireStationRoad.AccordingtotheCarpenterCommunityPlan,thisgreenwayisproposedtocrossHighway55
viaagradeseparatedcrossing.
C.GrowthManagementPlan
TheGrowthManagementPlanincludesthefollowingGuidingPrincipleswhicharerelevanttothiscase:
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1.GuidingPrincipleR1:Ensurethatadequateinfrastructureandservicesareavailableconcurrentlywithnew
development.
Analysis:Publicinfrastructureislocatedreasonablyproximatetothesite.
2.GuidingPrincipleL1:Concentrategrowthnearexistingandplannedemploymentcentersandavailableand
plannedinfrastructuretominimizecostlyserviceareaextensions.
Analysis:Residentialgrowthisnotenvisionedforthesubjectsite.TherecommendationsoftheCarpenter
CommunityPlanenvisionnonresidentialgrowthatascalethatcomplementsthesitescontext.Theproposed
amendmentdoesnotaffecttheserecommendations.
3.GuidingPrincipleL2:Ensurethatfuturegrowthprotectssensitivenaturalresourcesandprotectsopenspace.
Analysis:Oneoftheparcelsdoescontainsomesignificantnaturalresourcesandseveralofthesitesinclude
notableandmaturehardwoods.Thedegreetowhichfuturedevelopmentmayormaynotpreservesomeorallof
thoseresourcescannotbedeterminedwiththisComprehensivePlanAmendmentcase,butmaybeaddressed
byarezoningorsiteplan.
4.GuidingPrincipleA1:Increasepermitteddensitiesinpreferredgrowthareastoencouragedesiredformsof
development.
Analysis:TheCarpenterCommunityPlanidentifiesthetypeandintensityofdevelopmentthatismostdesiredby
theTowninthisparticulararea.Theproposedamendmentdoesnotaffecttheserecommendations.
D.AffordableHousingPlan
Sinceitishighlyunlikelythatresidentialuseswouldbesitedwithinthesubjectarea,ingeneraltheAffordable
HousingPlanisnotapplicabletothiscase.Infact,thefollowinggoalfromtheAffordableHousingPlan
discourageshousingatthislocation:
1.Goal:Encouragethelocationofhighdensityhousingwithinwalkingandconvenientcommutingdistanceof
employment,shopping,andotheractivities,orwithinashortwalkofabusortransitstop,through"mixeduse"
developments,residencescreatedontheupperfloorsofnonresidentialdowntownbuildings,andothercreative
strategies.
Analysis:ThesubjectareaisisolatedbetweenNCHighway55andtheCSXRailroadline.Inthefuture,withthe
plannedclosingsoftherailroadcrossingsofCarpenterFireStationandMorrisvilleCarpenterRoads,thesitewill
becomecompletelyisolated,lackingbothstreetandpedestrianconnectionstonearbyareas.Thesiteisnot
withinwalkingdistanceofemployment,shopping,orotherdailyactivities.
E.ComprehensiveTransportationPlan
TheComprehensiveTransportationPlanincludesthefollowingrecommendationsforthethoroughfaresadjacent
tothesubjectparcels:
NCHighway55isdesignatedasaMajorThoroughfare
ExistingSection:4lanedividedwithlandscapedmedianandpavedshouldersapproximately150feetofROW
FutureSection:4lanedividedwithlandscapedmedianandcurb&gutterapproximately150feetofROW(six
lanesrequirednorthofIndianWells
Sidewalks:Requiredonbothsides
BicycleLanes:14footwideoutsidelanes
Transit:Nonerequiredatthistime
StatusofPlannedImprovements:NonescheduledbytheTown
CarpenterFireStationRoad&MorrisvilleCarpenterRoadaredesignatedasMajorThoroughfares
ExistingSection:2lanethoroughfareapproximately60feetofROW
FutureSection:4lanedividedwithlandscapedmedianapproximately100feetofROW
Sidewalks:Sidewalksrequiredonbothsides
BicycleLanes:14footwideoutsidelanes
Transit:Nonerequiredatthistime
StatusofPlannedImprovements:NonescheduledbytheTown.InDecember2009,ST1166(CarpenterFire
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StationRoadExtensionandRailroadBridge)waspostponedindefinitely.
F.OpenSpaceandHistoricResourcesPlan
TheOpenSpacePlananditspriorityopenspaceinventoryidentifyportionsofthecaseareaashavingsome
significantnaturalresources.ThesenaturalresourceareasarelocatedontheDorothyCookeproperty
immediatelysouthofMorrisvilleCarpenterRoad,andconsistofmixeduplandhardwoodsneartheexisting
homesteadandfarmpond.
StaffsObservation
Theproposedconditionsrelatedtoarchitectureareintendedtocomplimentthesurroundingcommunityand
containdesignelementsthatarereminiscentofthelate19thandearly20thcenturyvernacularstyleofbuilding
design.Theyarenot,however,intendedtoreplicatethebuildingsintheRuralVillageportionoftheCarpenter
Community.WhentheseconditionsarecombinedwiththerequirementsofCarysCommunityAppearance
Manual,thispromotesahighqualitybuildingdesignwithanhistoricnature.Thezoningconditions,introducedby
theapplicanttolimitthebuildingsizeandheightonapproachestoCarpenterRuralVillage,helptopreventfuture
developmentfromdetractingfromthecharacteroftheexistingcommunity.
TheproposedrezoningisconsistentwiththeComprehensivePlanandotherapplicable,adoptedplans,policies
anddocuments.
APPLICANTSJUSTIFICATIONSTATEMENT
Thefollowingstatementsareprovidedbytheapplicant(shownbelowinitalics)inresponsetothecriteria
establishedintheapplication(shownbelowinbold)anddonotnecessarilyrepresenttheviewsoropinionsofthe
TownofCary.Anystatementsastothetype,thequality,orthephysicalfeaturesareatthedirectionofthe
applicantandmaybeformulatedintoacondition:
1.Anyissueswiththesizeofthetract?
Response:Thetractisofamplesizetoaccommodatetherequestedcommercialdevelopment.Furthermore,ifall
oftheparcelsarezonedcommercial,therewillbetheopportunityforawellplanned,coordinateddevelopment
versusapiecemealdevelopment.
2.HowistherequestcompatiblewiththeComprehensivePlan(i.e.LandUse,Transportation,Open
SpaceandHistoricResources)?
Response:TherezoningispartoftheadoptedCarpenterCommunityPlan.Thecurrentlanduseplanidentifies
theparcelsformixeduse,office/industrialandoffice/institutional.Theproposedlanduseiscommercial.Partof
theproposedrezoningiscompatiblewiththeComprehensivePlan/CarpenterCommunityPlan.Theparcelswith
themixedusedesignationarecompatiblewiththecomprehensiveplan.Mixeduseallowscommercialandretail
uses.Theparcelswiththeoffice/industrialandoffice/institutionaldesignationarenotcompatiblewiththe
comprehensiveplan.Asmentionedpreviously,commercialandretailusesareallowedwithinthemixeduse
portionoftheCarpenterCommunityPlan.Giventhetypeofdevelopmentthathasoccurredintheareaandthe
factthatcommercialandretailusesareallowedinthemixeduseportionoftheCarpenterCommunityPlan,itis
ouropinionthattheproposedlanduseofcommercialisappropriateforalltheparcelsbeingrezoned.
Furthermore,theusespermittedinthecommercialzoningdistrictwillprovidethenecessarysupportservicesin
closeproximitytoexistingandfutureresidentialdevelopmentinthearea.
3.Whatarethebenefitsanddetrimentstotheowner,neighborsandthecommunity?
Response:Asstatedabove,theproposedrezoningwillprovidethenecessarysupportservicesforthearea.
Giventheproximityofthesupportservices,thelengthofautomobiletripswillbereducedandthepotentialexists
foralternativemeansoftransportationsuchaswalkingandbiking.Theparcelsareboundedbyroads,the
railroadandtheTownofCarywatertoweronallsides,thusminimizinganyimpacttosurroundingproperties.
Giventheconstraintsofthesite,theusespermittedintheproposedrezoningareabetterfitfortheproperty.
Furthermore,theTownsLandDevelopmentOrdinance(LDO)willadequatelyprotecttheadjacentproperty
owners.
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4.Howaretheallowableuseswiththeproposedrezoningcompatiblewith,orhowdotheyrelateto,the
usescurrentlypresentonadjacenttracts?
Response:Giventhesiteconstraintsofthepropertyandthedevelopmentpatternsinthearea,theallowable
usesareappropriate.Thereisgoodseparationbetweentheproposedcommercialusesandexistingandplanned
residentialuses.Goodlanduseplanningprinciplestypicallyadvocateandsupportthedevelopmentofthistypeof
useinthistypeoflocation.Theinterestsoftheresidentialpropertyownerswillbeadequatelyprotectedbythe
provisionsoftheLDOandtheconditionsoftherezoning.
ORDINANCEFORCONSIDERATION
09REZ03CookeFutrell
ANORDINANCETOAMENDTHEOFFICIALZONINGMAPOFTHETOWNOFCARYTOCHANGETHE
ZONINGOFAPPROXIMATELY8.16ACRESLOCATEDAT6737CARPENTERFIRESTATIONROAD,4004&
3890NC55HWY.,AND1950&1958MORRISVILLECARPENTERROAD,OWNEDBYGLENANDJOY
COOKEFUTRELL,DORTOTHYW.COOKE,ANDTHECARPENTERRURITANCLUB,BYREZONINGFROM
RESIDENTIAL40(R40)ANDOFFICE/RESEARCHANDDEVELOPMENT(ORD)TOGENERAL
COMMERCIALCONDITIONALUSE(GCCU)
Section1:TheOfficialZoningMapisherebyamendedbyrezoningtheareadescribedasfollows:
PARCEL&OWNERINFORMATION
ParcelandOwnerInformation
PropertyOwner(s)
CountyParcel
Numbers(10
digit)
GlenFutrell
150TowerviewCt.
Cary,NC27513
0735745188
0340048
GlenandJoyC.Futrell
150TowerviewCt.
Cary,NC27513
0735736844
GlenandJoyCookeFutrell
150TowerviewCt.
Cary,NC27513
Amended
Zoning
Deeded
Acreage
ORD
GCCU
2.81
0101297
ORD
GCCU
1.19
0735735770
0248335
ORD
GCCU
.51
CarpenterRuritanClub
c/oMr.WarrenHill
4137NCHighway55
Cary,NC275198316
0735737605
0168194
ORD
GCCU
.45
DorothyW.Cooke
121FranklinHillsPt.
Cary,NC275198402
0735726346
portion
0014628
portion
R40
GCCU
3.2
TotalArea
RealEstate
ID(s)
Previous
Zoning
8.16
Section2:ThatthisPropertyisrezonedfromResidential40andOffice/ResearchandDevelopmenttoGeneral
CommercialConditionalUsesubjecttotheindividualizeddevelopmentconditionssetforthherein,andallthe
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requirementsoftheCaryLandDevelopmentOrdinance(LDO)andotherapplicablelaws,standards,policiesand
guidelines
Section3:Theconditions,proposedbytheapplicantandmutuallyapprovedbytheTownandtheapplicantfor
promotingpublichealth,safetyandthegeneralwelfareare:
1.Within200feetnorthandsouthofthecurrentalignmentoftheMorrisvilleCarpenterRoadrightofway,the
grossbuildingsquarefootagewillnotexceed10,000squarefeetiftwostoriesor7,000squarefeetifonestory.
Outsideofthisarea,themaximumsquarefootagewillbe19,000grosssquarefeet.Buildingsizelimitswillbe
notedoneachsiteplanandindicatedonarecordedplatpriortoissuanceofaCertificateofOccupancy.
2.Within200feetnorthandsouthofthecurrentalignmentofMorrisvilleCarpenterRoadrightofway,the
buildingheightwillbeamaximumof35feet.Outsideofthisarea,buildingswillbelimitedtotwostorieswitha
maximumheightof45feet.Buildingheightlimitswillbenotedoneachsiteplanandindicatedonarecordedplat
priortoissuanceofaCertificateofOccupancy.
3.Themixofuseswillbecommercial(minimum33%,maximumof67%)andoffice(minimum33%,maximum
67%).Aconceptualplanshowingthepercentageofbothproposedandexistingusesonallpropertieswithinthe
subjectrezoningwillbeincludedwiththeeachsiteplansubmittal.Calculationswillbebasedonbuildingsquare
footage.
4.Thebufferwidthadjacenttotherailroadwillbeasemiopaquebufferwithanaveragewidthof30feetanda
minimumwidthof25feet.Evergreenmaterialfoundinthebufferwillbenativeplantmaterial.
5.Masonrymaterialonbuildingswillconsistofstoneorunpaintedbrick.Pouredconcretewallsormaterialswith
asmoothfinishmaynotbeusedtomeettheCommunityAppearanceManualrequirementof75%masonry.
Whenmetalroofsareavisiblepartofthefaade,theroofwillbeinnaturallyoccurringmetalcolorsorearthtone
colorsfromapaletteofbrowns,tansorgrays.Ifasphaltshinglesareusedtheywillbeinearthtonecolorsfroma
palletofbrowns,tansorgrays.
Oneitemoutofeachofthefollowingtwocategorieswillbeusedinthebuildingdesign:
RoofStyle
Steppedparapetroofor
Gabledroofwithoverhangingeavesor
Flatroofwithmodillionedorcorbelledcorniceworkonthebuildingfaade
WindowStyle
Doublehungwindowswithasashdesignwith9over6,6over6or4over4patternor
LargePlateglasswindowstorefrontswithnontintedwindowsor
SegmentalArchwindows
6.Therewillbenointernallyilluminatedgroundsigns.Wallsignswillbelimitedtoexternalilluminationorreverse
haloillumination.
7.Thefollowinguseswillnotbeallowed:Autosalesandrentals,vehiclerepair,telecommunicationsfacilities,
warehouseandfreightmovement.
8.DrivethruwindowsshallnotbelocatedonthebuildingfaadefacingNC55orMorrisvilleCarpenterRoad.
9.Ifausehasacanopyitshallbeattachedtotheprincipalbuildingandtheroofandthesupportcolumnswill
matchtheprincipalbuildingmaterials.
TheseconditionsaddressconformanceofthedevelopmentanduseofthePropertytoordinancesandofficially
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adoptedplansandaddressimpactsreasonablyexpectedtobegeneratedbythedevelopmentanduseofthe
Property.
Section4:Thisordinanceshallbeeffectiveonthedateofadoption.
Adoptedandeffective:August11,2010
________________________________________
HaroldWeinbrecht,Jr.
Mayor
______________________________
Date
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Located within the Carpenter Community Plan. Designation of Mixed and

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